575 S Lyon Ave #169 · Hemet, CA 92543

$43,900

2 bd · 2.0 ba · 880 sqft · Manufactured public records · 79 Days on market

Manufactured home Built 1976 $50/sqft · 63% below area

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to live in this very peaceful, clean, and beautiful 55+ community and own your own home! This mobile has been updated with new interior paint, new laminate wood flooring, new kitchen appliances, like new washer and dryer matching set, and new toilets. This two bedroom two bath house boasts a walk-in closet in the primary bedroom, an indoor laundry room, and outdoor window shades to help keep the direct heat from the sun out of the rooms. You'll appreciate the room outside for gardening, relaxing on the porch, eating al fresco, and enjoying the outdoors. This extra long carport will give you space to park and work on your projects under a covered space along with room for storing your tools and gardening items in the shed. Here you can have the privacy you want along with living in a community that supports togetherness with a large heated pool, spa, library, game room, banquet room, and gathering areas for you to enjoy your friends and neighbors. Start fresh and make this house your home! (Buyer to verify all information from public records themselves and to qualify with the management before submitting an offer).

Key facts

• New interior paint
• Indoor laundry room
• Room for gardening

Tags

• NEW INTERIOR PAINT
• NEW LAMINATE WOOD FLOORING
• NEW KITCHEN APPLIANCES
• INDOOR LAUNDRY ROOM
• OUTDOOR WINDOW SHADES
• ROOM FOR GARDENING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $44k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $44k).
• Recommended offer: $41k (6.0% below list) — sets the bar for market timing.
• Cap rate 36.2% vs local median 4.8% in Hemet — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 51/100 on livability (#1,056 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime D+, amenities F, commute F.
• Hemet Unified (suburban): math 19% / reading 41% proficiency, ranked #360 of 517 in CA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Whittier Elementary (886 students, 92% FRL); Diamond Valley Middle (math 10% / reading 10%, grade F, #474 of 498 statewide, top 99%, 1,078 students, 91% FRL); West Valley High (math 18% / reading 40%, grade F, #770 of 1,170 statewide, top 66%, 1,898 students, 88% FRL) — zoned schools average 90% FRL vs 66% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 273 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 43% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $304 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $44k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $41,266 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 4.03% ✓
• Cap rate: 36.22%
• Cash-on-cash: 106.90%
• DSCR: 5.76
• GRM: 2.1

CMA / ARV

• ARV (median comp): $118,113
• List price: $43,900
• Delta: -62.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
575 S Lyon #110	0.05mi	2/2.0	940 (+7%)	2mo	$52,500	$56	84
460 San Mateo Cir	0.24mi	2/1.0	940 (+7%)	3mo	$85,000	$90	71
2205 W Acacia Ave #139	0.27mi	2/1.0	800 (-9%)	2mo	$85,000	$106	67
2205 Acacia #184	0.30mi	2/2.0	960 (+9%)	5mo	$53,500	$56	67
270 San Mateo Cir	0.29mi	2/2.0	960 (+9%)	6mo	$163,000	$170	66
845 S Lyon	0.32mi	2/2.0	960 (+9%)	6mo	$89,000	$93	65
521 San Mateo Cir	0.31mi	2/1.0	800 (-9%)	9mo	$118,000	$148	59
1635 Santa Susana Dr	0.59mi	2/1.0	800 (-9%)	2mo	$135,000	$169	52
873 San Ignacio	0.72mi	2/2.0	800 (-9%)	1mo	$125,000	$156	50
810 San Ynez Dr	0.71mi	2/2.0	800 (-9%)	3mo	$85,000	$106	49
670 Santa Clara	0.59mi	1/1.0 (-1)	807 (-8%)	0mo	$90,000	$112	49
631 Santa Clara	0.54mi	1/1.0 (-1)	750 (-15%)	2mo	$118,000	$157	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.76% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.92×
• Total profit: $60,472
• Equity at exit: $6,546

10-year hold

• IRR: —
• Equity multiple: 11.89×
• Total profit: $133,838
• Equity at exit: $3,796

Cash invested: $12,292 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 92543

• Home prices YoY: -26.7%
• Rents YoY: 1.8%
• Active inventory: 273
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,770 high
• Mortgage (P&I): −$230
• Tax est. 1.5%: −$55 /mo · $658/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $1,095

Break-even live

Break-even rent $384

Max offer price $43,900

Occupancy floor 33%

Sensitivity live

Price	-10% $1,125	-5% $1,110	+0% $1,095	+5% $1,080	+10% $1,065
Rent	-10% $955	-5% $1,025	+0% $1,095	+5% $1,165	+10% $1,235
Rate	-1.0pp $1,117	-0.5pp $1,106	base $1,095	+0.5pp $1,084	+1.0pp $1,072

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $10,975
• Closing costs: $1,317
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
471 Whitney Dr Hemet, CA	2.0	2.0	1085	$1,800	$1.66	7d	1	0.18mi
1461 W Mayberry Ave Hemet, CA	2.0	2.0	1044	$1,750	$1.68	46d	1	0.25mi
2098 W Acacia Ave Hemet, CA	1.0–3.0	1.0–2.0	895	$2,035	$2.27	0d	1	0.38mi
2403 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,995	$2.19	10d	1	0.45mi
2469 W Acacia Ave Hemet, CA	2.0	2.0	910	$1,750	$1.92	26d	1	0.47mi
1005 Lilac St Hemet, CA	2.0	1.0	894	$2,100	$2.35	1d	1	0.51mi
471 S Simpson Ave Unit D Hemet, CA	2.0	2.0	900	$1,750	$1.94	46d	1	0.67mi
750 Santa Clara Cir Hemet, CA	2.0	2.0	800	$1,400	$1.75	17d	1	0.68mi
893 S Palm Ave Hemet, CA	2.0	2.0	720	$1,375	$1.91	7d	1	0.72mi
3030 W Acacia Ave Hemet, CA	1.0–2.0	1.0–2.0	807	$1,770	$2.19	0d	7	0.79mi
165 N Hamilton Ave Unit 4 Hemet, CA	1.0	1.0	768	$1,525	$1.99	24d	1	0.82mi
165 N Hamilton Ave Unit 3 Hemet, CA	1.0	1.0	768	$1,450	$1.89	7d	1	0.82mi
201 N Valley View Dr Hemet, CA	1.0	1.0	552	$1,500	$2.72	46d	1	0.83mi
250 N Elk St Hemet, CA	2.0	1.0	900	$1,625	$1.81	16d	1	0.86mi
341 Calle Nogales Hemet, CA	2.0	1.0	827	$1,395	$1.69	46d	1	0.88mi
1150 S Palm Ave Hemet, CA	1.0	1.0	670	$1,534	$2.29	26d	1	0.96mi
1005 S Gilbert St Hemet, CA	2.0	1.5	975	$1,825	$1.87	26d	2	0.97mi
1887 Calle Amargosa Hemet, CA	2.0	1.0	827	$1,545	$1.87	26d	1	0.98mi
1025 S Gilbert St Hemet, CA	1.0–2.0	1.0–2.0	890	$2,320	$2.61	4d	8	0.99mi
2054 Avenida Olivos Hemet, CA	2.0	1.0	820	$1,500	$1.83	46d	1	1.02mi
1270 Rosalia Ave Unit 1 Hemet, CA	2.0	1.0	900	$1,800	$2.00	46d	1	1.05mi
1862 Pueblo Dr Hemet, CA	2.0	2.0	977	$1,900	$1.94	46d	1	1.06mi
1862 Pueblo Dr Unit 1862 Hemet, CA	2.0	2.0	977	$1,750	$1.79	26d	1	1.06mi
2120 San Bernardo Ave Hemet, CA	2.0	1.0	827	$2,100	$2.54	46d	1	1.06mi
2269 San Bernardo Ave Hemet, CA	2.0	1.0	827	$1,650	$2.00	46d	1	1.06mi
2770 W Devonshire Ave Hemet, CA	1.0–2.0	1.0–2.0	707	$1,945	$2.75	0d	10	1.08mi
1000 S Gilbert St Hemet, CA	1.0–2.0	1.0	500	$1,470	$2.94	1d	3	1.09mi
446 N Elk St Unit D Hemet, CA	2.0	1.0	980	$1,675	$1.71	26d	1	1.10mi
1964 W Oakland Ave Hemet, CA	2.0	2.0	977	$1,695	$1.73	20d	1	1.11mi
1377 Provence Ct Hemet, CA	1.0	1.0	650	$1,900	$2.92	26d	1	1.11mi
601 Corona St Hemet, CA	2.0	2.0	882	$1,700	$1.93	1d	1	1.15mi
528 San Marino St Hemet, CA	2.0	1.0	827	$1,900	$2.30	46d	1	1.18mi
627 Solano Dr Hemet, CA	2.0	2.0	882	$1,800	$2.04	20d	1	1.18mi
1711 Pepper Tree Dr Hemet, CA	2.0	2.0	864	$1,675	$1.94	24d	1	1.22mi
233 N Alessandro St Hemet, CA	1.0	1.0	690	$1,400	$2.03	46d	1	1.24mi
199 N Inez St Apt D Hemet, CA	1.0	1.0	650	$1,300	$2.00	10d	1	1.25mi
199 N Inez St Apt D Hemet, CA	1.0	1.0	650	$1,300	$2.00	1d	1	1.25mi
1933 Nuevo St Hemet, CA	2.0	1.0	827	$1,700	$2.06	26d	1	1.28mi
1931 Nuevo St Hemet, CA	2.0	1.0	820	$1,600	$1.95	46d	1	1.28mi
682 San Marino St Hemet, CA	2.0	1.0	827	$1,600	$1.93	46d	1	1.29mi

Listing history 19 events

1. 2026-06-22
   days on market $43,900 Active 79 DOM
2. 2026-06-21
   days on market $43,900 Active 78 DOM
3. 2026-06-18
   days on market $43,900 Active 75 DOM
4. 2026-06-17
   days on market $43,900 Active 74 DOM
5. 2026-06-16
   days on market $43,900 Active 73 DOM
6. 2026-06-15
   days on market $43,900 Active 72 DOM
7. 2026-06-13
   days on market $43,900 Active 70 DOM
8. 2026-06-09
   days on market $43,900 Active 66 DOM
9. 2026-06-08
   days on market $43,900 Active 65 DOM
10. 2026-06-07
    days on market $43,900 Active 64 DOM
11. 2026-06-04
    days on market $43,900 Active 61 DOM
12. 2026-06-03
    days on market $43,900 Active 60 DOM
13. 2026-06-02
    pricedays on market $43,900 Active 59 DOM
14. 2026-06-01
    days on market $49,000 Active 58 DOM
15. 2026-05-31
    days on market $49,000 Active 57 DOM
16. 2026-04-04
    listed $49,000 Active 1150-char remark

    Show marketing remark (1150 chars)

    Great opportunity to live in this very peaceful, clean, and beautiful 55+ community and own your own home! This mobile has been updated with new interior paint, new laminate wood flooring, new kitchen appliances, like new washer and dryer matching set, and new toilets. This two bedroom two bath house boasts a walk-in closet in the primary bedroom, an indoor laundry room, and outdoor window shades to help keep the direct heat from the sun out of the rooms. You'll appreciate the room outside for gardening, relaxing on the porch, eating al fresco, and enjoying the outdoors. This extra long carport will give you space to park and work on your projects under a covered space along with room for storing your tools and gardening items in the shed. Here you can have the privacy you want along with living in a community that supports togetherness with a large heated pool, spa, library, game room, banquet room, and gathering areas for you to enjoy your friends and neighbors. Start fresh and make this house your home! (Buyer to verify all information from public records themselves and to qualify with the management before submitting an offer).

17. 2019-07-16
    soldstatus $17,000 Closed Sale 416-char remark

    Show marketing remark (416 chars)

    VERY NICE HOME! VERY NICE PRICE!! This home has central air, NEWER insulated roof, modern carpet, dishwasher, refrigerator, range/oven, washer/dryer, shed, large lot, and much more. This home is fully furnished. Seller is moving out of state. Park space rent is only $465. This home is located in a 55+ senior community. Potential buyer shall be park approved prior to submitting offer to seller for acceptance.

18. 2019-06-22
    status Pending Sale 416-char remark

    Show marketing remark (416 chars)

    VERY NICE HOME! VERY NICE PRICE!! This home has central air, NEWER insulated roof, modern carpet, dishwasher, refrigerator, range/oven, washer/dryer, shed, large lot, and much more. This home is fully furnished. Seller is moving out of state. Park space rent is only $465. This home is located in a 55+ senior community. Potential buyer shall be park approved prior to submitting offer to seller for acceptance.

19. 2019-06-18
    listed $17,500 Active 416-char remark

    Show marketing remark (416 chars)

    VERY NICE HOME! VERY NICE PRICE!! This home has central air, NEWER insulated roof, modern carpet, dishwasher, refrigerator, range/oven, washer/dryer, shed, large lot, and much more. This home is fully furnished. Seller is moving out of state. Park space rent is only $465. This home is located in a 55+ senior community. Potential buyer shall be park approved prior to submitting offer to seller for acceptance.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,241
• − Mortgage interest: −$2,459
• − Property taxes: −$658
• − Insurance: −$220
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$1,277
• Taxable income: $13,228
• Est. tax owed @ 24.0%: −$3,175
• After-tax cash flow: $9,965/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Hemet Unified
• NCES district ID: 0616920
• Math proficiency: 19% ▼ -3.00%
• Reading proficiency: 41% ▲ 4.00%
• Median HH income: $39,962
• Composite: 25.16/100
• National rank: #7517
• State rank: #360 of 517 in CA

Livability — Hemet

• Score: 51/100
• State rank: #1056
• US rank: #25208

Category grades

Amenities F Commute F Cost of living F Crime D+ Employment F Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hemet, CA
• County: Riverside County · 2,287,001 people
• City population: 137,670
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 39,937
• Household income: $49,396
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 2144.0

Population outlook (Riverside County) Hauer SSP2

• Today (2025): 2,664,475 people
• By 2030: 2,802,692 · +5.2%
• By 2040: 3,050,904 · +14.5%
• By 2050: 3,256,783 · +22.2%
• By 2075: 3,655,058 · +37.2%
• By 2100: 3,766,594 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 54% White 30% Two or more races 18% Black 10% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 48% Puerto Rican 1%
• Common ancestry: Slovak 1% Romanian 1% Portuguese 1%
• Foreign-born: 21% · Canada
• Languages at home: 59% English-only · Spanish 38% Arabic 1% Tagalog/Filipino 1%

Political lean MEDSL · Riverside

• 2024 margin: Toss-up / Even · D 48.0% · R 49.3% · Other 2.6%
• 2008→2024 swing: -3.6pp toward R · 2008: 2.3pp · 2024: -1.3pp
• All cycles: 2024: R+1.3 2020: D+8.0 2016: D+4.3 2012: R+0.4 2008: D+2.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -147.46%
• Current HPI: 405.1277
• Rent YoY: ▲ 1.76%
• Metro: Riverside-San Bernardino-Ontario, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+180.0% since first listed

4 events — show timeline

• 2026-04-04 Listed $49,000 CRMLS
• 2019-07-16 Sold (MLS) $17,000 CRMLS
• 2019-06-22 Pending — CRMLS
• 2019-06-18 Listed $17,500 CRMLS

Property tax history

-3.2%/yr

Latest (2025): $66 · +4.4% YoY. Source: county tax records.